Leesburg planning commission hears strong resident opposition to Venice at Lake Harris annexation and PUD

The Leesburg Planning and Zoning Commission on April 24 reviewed a request to annex about 8.7 acres east of U.S. Highway 27, north of Magnolia Avenue and south of Corley Island Road for the Venice at Lake Harris project, which proposes 26 attached single-family (townhouse) units and about 21,000 square feet of retail along U.S. 27.

Staff planner Dan Miller told the commission the project seeks annexation, a small-scale comprehensive plan amendment from Lake County urban low density to City of Leesburg low density residential (case SSCP24382) and rezoning from Lake County R6/C1 to the city’s Small Planned Unit Development (SPUD) (case SPUD24383). Miller read staff recommendations into the record supporting the small-scale plan amendment and the rezoning as conditioned, noting required reviews by Lake County, St. Johns River Water Management District and other agencies for stormwater and wetlands permitting.

Why it matters: dozens of nearby residents packed the public hearing and presented a petition staff counted as over 80 signatures opposing annexation and rezoning. Speakers cited wetlands, repeated flooding, the condition of private roads, wildlife habitat and traffic on U.S. 27 and Magnolia Avenue as reasons the site should remain under Lake County control or be developed at lower intensity.

Applicant Logan Opsal, representing the contract owner, said the proposal had been revised after neighborhood meetings to reduce density from a previously proposed up-to-47-unit plan to 26 units (about 2.97 dwelling units per acre) and to add an on-site retention pond and increased setbacks to address flooding. Opsal said the plan rebalances the site to emphasize commercial frontage on U.S. 27 and to preserve natural vegetation where possible. He told the commission that “we reworked the site plan to reduce the single family townhome units down to 26 units” and that the applicant will pursue the required permits and environmental studies before construction.

Residents including Jack Williams, Diane Carmichael Williams, Michelle Norvey and others urged denial. Williams described long-standing local drainage problems and the historical creation of ditches and canals that he said have led to frequent flooding of backyards and private roads. Diane Williams said the area is home to wildlife and “gopher tortoise burrows,” and asked that protected species be considered. Michelle Norvey asked the commission to consider “responsible and thoughtful growth” and said many in the room oppose the annexation.

Staff response and conditions: Deputy Director Kandi Harper summarized the planned PUD conditions presented in the packet: a 35% minimum open-space requirement (exceeded in the concept plan), dark-sky lighting, a 25-foot buffer on three sides and a 40-foot undisturbed buffer on the south side, rear-loaded units with two off-street parking spaces per unit, an HOA-maintained buffer strip, a required recreation area of 5,200 square feet to be constructed by the time 50% of units are complete, and a 48-month phasing expiration clause. Harper also noted Lake County requested further evaluation of access points, stormwater design review and a traffic study; the applicant provided a traffic study and was asked to meet with Lake County Public Works.

Commission action: The commission took separate votes on the comprehensive plan amendment and on the rezoning/PUD. The record shows a roll-call on the small-scale comprehensive plan case and a separate motion on the SPUD rezoning. For the rezoning (SPUD24383) the commission voted to deny the rezoning recommendation; staff and the applicant noted that the commission’s action is only a recommendation and the items will proceed to the City Commission for final action.

What’s next: Staff and the applicant emphasized that multiple external permits and reviews remain required — including county review, St. Johns River Water Management District, Florida Department of Transportation and potentially Army Corps or other agencies for wetlands and canal work — and that the City Commission will take final action on the annexation and rezoning. Hearing dates on the City Commission were listed in the packet (May 12 and June 23 were noted in the meeting), though staff advised the public those dates can change and to confirm with the City Clerk.

Ending: The commission closed the public hearing and forwarded its recommendations to the City Commission; neighbors were urged to present their concerns at the City Commission hearings.